[{"_1":2,"_97":-5,"_98":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74,85],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},"mediaId",6121211,"mediaKeyId","2703369-0067848f693afe87177bd1d048733d39","parentId",2703369,"title","Commission approves Minerva village‑node rezoning, commissioners vote 90‑day moratorium on future village‑node applications in northeast quadrant","audioSeconds",4266,"startMs",3738000,"endMs",8004000,"viewUrl","/Search/View?dp=1&key=2703369-0067848f693afe87177bd1d048733d39&start=3738&end=8004","thumbnailUrl","https://assets.pipeline.soar.com/2703369-0067848f693afe87177bd1d048733d39/thumbnail_3738000.jpg","articleUrl","/articles/6121211/Spalding-County/Georgia/Commission-approves-Minerva-villagenode-rezoning-commissioners-vote-90day-moratorium-on-future-villagenode-applications-in-northeast-quadrant","mediaUrl","https://secure.pipeline.soar.com/6121211-72ccee1c76a28f0968066ea73bc0a2c2/orig.mp4?Expires=1770973573&Signature=eazXyqhyjEdUTO60wZqYebeSZ8YytdcOt19kvcI2LP9b8pzqCOXllLH5dPU1FMMrZ7Wmz~0IjNIcfYpJRBgMHH0wxN2kpXRtOmX8aMlUkXkA7N20ydLDI2gQx6Z-19R3P31OqWsKUv5dK4nDz3IrhWFRB90zy4x~QClUWyylf4wWexHch49LUtaaIcIloXCV6ZIkPPBcyoO6WXLSSd0lgpmAeJsJJd5INTGW1rz9mWIoS-X0AmCT~1yNRw4ka7rIWgYXJ3kO4tffd6-ZXJkt44UT2Bo0AsTHsLqbQFkRlXPGYmdnW5OVGNMicnQAWVTMybb0ztjCV7hYM2Soh3oKEg__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-03-20T02:00:38Z","article","Spalding County commissioners on March 19 approved a rezoning and several related approvals for a 562.743‑acre development by Minerva Land LLC, then voted 5‑0 to impose a 90‑day moratorium on new village‑node applications in the county’s northern quadrant.

The rezoning, filed as application 2432Z and accompanied by special‑exception and variance requests, clears the way for a mixed‑use “village node” concept that Minerva presented to commissioners and the public. The developer’s concept plan, dated March 19, 2025, calls for up to 1,137 single‑family detached homes, a senior living complex of up to 250 units (independent/assisted/memory care), and a mixed‑use retail/commercial core, with roughly 99 acres of open space and multiple park and trail amenities.

Why it matters: The project would expand sewered residential and commercial development in the county’s northeast quadrant and bring new tax and utility revenue, but residents and environmental groups warned of immediate impacts on roads, groundwater and the Toilaga watershed. Commissioners attached multiple conditions intended to limit impacts and to lock many developer commitments to the land.

The board took the rezoning and related approvals in separate votes. The principal rezoning (application 2432Z) passed after discussion and amendment to incorporate a lengthy list of staff‑recommended conditions, including required road improvements, a required southbound left‑turn lane on State Route 155 (North McDonough Road) into the primary entrance, a 200‑foot no‑impervious buffer from the Long Branch Reservoir full pool line on specified parcels, sidewalks and landscape strips on local streets, and a requirement that the developer provide final architectural and landscape exhibits to the county for enforcement.

Developer and county staff emphasized that the plan follows Spalding’s comprehensive plan guidance for the Sun City/Heron Bay character area and that the rezoning ties several amenities, road upgrades and open‑space protections that would not occur under by‑right R‑2 development. Brian Davidson, Minerva USA’s representative, told commissioners the concept adds pedestrian‑oriented retail, park space and senior housing that the applicant says the county needs.

Residents who live near the site urged the commission to deny rezoning and variances or to slow the process. Speakers raised these recurring concerns: Amelia Road and surrounding local roads are narrow and unpaved in places and already show congestion; the Minerva private sewer plant serving nearby developments has odor problems and the capacity and trustee arrangement were not fully resolved; groundwater recharge and wetlands in the area may be at risk from additional impervious surface; and the proximity of the Griffin Gun Club and other existing uses raised compatibility concerns.

Examples of testimony: resident Michelle Drew Gause said the Minerva wastewater system serves more than 1,900 homes now and “the capacity of the wastewater treatment plant is supposed to be approximately 7,500 homes. But Sun City Peachtree is already being inundated by a terrible stench.” Amanda Gilbert, a nearby resident, said she and neighbors “were met with vague assurances like ‘it shouldn’t affect it’” when they asked about well and watershed protections.

The commission approved a special exception (application 2431S) to permit the age‑targeted senior living component, with conditions limiting the senior complex to 250 total units and requiring final site and landscape plans and no direct access onto North McDonough Road. That vote was 4‑1. Two variances tied to the active‑adult/age‑targeted component passed by 3‑2 margins: a reduced minimum heated house size (from the standard minimum to 1,200 sq ft for units limited to the 55+ section) and reduced minimum lot widths (40 feet rather than the standard 50 feet) for lots shown on the concept plan. Staff and the applicant said those variances are intended to create a product mix similar to nearby age‑targeted neighborhoods.

Board action and follow‑up: Commissioners explicitly made many developer commitments part of the rezoning record. The list includes roadway improvements (turn lanes, paving and donation of right‑of‑way for Amelia Road frontage where applicable), sidewalks and a streetlight district, specific architectural review and streetscape requirements, a 200‑foot buffer from the Henry County water authority’s full pool elevation where applicable, and zoning‑level protections for identified cemetery sites. The developer must deliver a signed agreement for GDOT required improvements on State Route 155 and must coordinate final plats, architectural controls and utility trustee arrangements before major construction.

Recognizing the public concern and the scale of change mapped for District 5, commissioners later returned to countywide planning: a motion to impose a 90‑day moratorium on new village‑node applications in the county’s northeast quadrant passed 5‑0. Commissioners said the pause will give the county time to review the map, the village‑node concept in practice and the county’s zoning and development standards before accepting new village‑node rezoning requests in that area.

What the county will now review: the commission directed staff to use the pause to revisit the comprehensive plan language, to consider countywide architectural and subdivision standards (including driveway/curb cut standards and stricter streetscape/building materials rules), and to work with the county water authority and other partners on the trustee arrangement and on measures to limit stormwater and groundwater impacts.

The commission also required that certain construction and final approvals be contingent on documentation of the sewer trustee arrangement and other pre‑construction deliverables recorded in the rezoning conditions.

Voices in the record: Residents, local environmental groups and civic organizations provided more than three hours of public comment during the hearing. Key groups and names on record include the Toilaga Watershed Alliance (concerned about stormwater runoff and flooding downstream), the Griffin Gun Club (concerned about compatibility and noise), and many nearby homeowners who said their properties and rural lifestyle would be materially changed if the rezoning were approved.

Next steps: With the rezoning and approvals adopted, the project will proceed to final plats, permitting and the utility/trustee arrangements required by the conditions. The 90‑day moratorium applies to new village‑node applications in the designated quadrant while staff and commissioners reexamine the comprehensive plan, zoning standards and infrastructure sequencing.","mediaType","Video","parentTitle","Mar 19, 2025 - Spalding County Board of Commissioners Special Called Meeting 6PM","oneSentenceSummary","Spalding County commissioners on March 19 approved a rezoning and related approvals that allow Minerva Land LLC to develop a 562.743‑acre village‑node project, then voted 5‑0 to impose a 90‑day moratorium on new village‑node applications in the county’s northeast quadrant.","taxTitle","Spalding County, Georgia","taxId",28543,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":46,"_47":79,"_49":80,"_51":81,"_53":82,"_55":56,"_57":58,"_59":83,"_61":62,"_63":64,"_65":84,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6121199,"Votes at a glance: March 19 Spalding County special zoning meeting — plats, rezoning, special exceptions and moratoria",2553,5451000,"/Search/View?dp=1&key=2703369-0067848f693afe87177bd1d048733d39&start=5451&end=8004","https://assets.pipeline.soar.com/2703369-0067848f693afe87177bd1d048733d39/thumbnail_5451000.jpg","/articles/6121199/Spalding-County/Georgia/Votes-at-a-glance-March-19-Spalding-County-special-zoning-meeting-plats-rezoning-special-exceptions-and-moratoria","https://secure.pipeline.soar.com/6121199-571a08f779182368c579d64e348be5f8/orig.mp4?Expires=1770973573&Signature=KrDNM88jKsZstmIjlrQ5scTQzCzuzswe38yMiRrTZKjDy9NCDptpMoga~o5CUV6nLFuh0Lwpcj76hqnCww8mMN1T5GpLfTXTvUYpRuF9x2Rz89JZYKcaT13pGbCHgkR9bRQMJt3rbZv3roaaZi8XzSwzQAHZ2qnZnWQYCN-Vegxd8GOrxIScEtTR9nqNbqTAeeuBgvI17AA8zx1d~2uMaItOuFSydvlPB4d~6R02rQdeSm2ZHuVij4CLHyy~p3pdlwXFCYff2wMHq1xKP4SH4TIY9yC-ESQOvyXASx8sg1LP5-Vo7dZfzWdKdvnJSup6MpHISGe8ras7mpGDctdHKw__&Key-Pair-Id=KUT5TJCACFTXG","At its March 19 special called zoning public hearing, the Spalding County Board of Commissioners recorded the following formal actions. (Votes and outcomes are taken from the meeting record.)

Rover Rock Farm — final plat (16‑lot minor subdivision)
- Action: Approval of final plat for Rover Rock Farm (intersection of Rex Road, Mary Brook Road and Highway 362).
- Vote: 4 in favor, 1 opposed; outcome: approved.

Grayson Park Phase 2A and 2B — updated final plat
- Action: Approval of updated final plat for Grayson Park Phase 2A & 2B (North McDonough Road); updates were limited to tree plan compliance and as‑built adjustments.
- Vote: 4 in favor, 1 opposed; outcome: approved.

Application 2501Z & 2501B — Mark Anderson (rezoning to AR‑1 for beekeeping / lot‑size variance)
- Action: Rezoning from R‑2 to AR‑1 (2.22 acres) to permit beekeeping/cultivation (2501Z); variance in lot size due to rezoning (2501B).
- Vote: Rezoning 2501Z — 5‑0 approved; Variance 2501B — 5‑0 approved.

Application 2403S — Woodland Church (religious campground) — special exception
- Action: Special exception per §503(b)(15) to develop a religious campground on ~132.25 acres with conditions (caps on cabins, septic/water permits, fenced splash pad, fire marshal approval, trails restrictions, buffers, no RVs/pop‑ups except tents, and other items).
- Vote: 5‑0 approved with conditions.

Solar text amendment (definitions / permitted uses for solar systems) — staff proposal
- Action: Consideration of zoning text amendments for solar definitions and permitted uses; public hearing held.
- Vote/action: Board tabled the proposed text amendments for further revision and stakeholder consultation (motion to table passed 5‑0). Outcome: tabled; staff to return with revised draft.

Minerva Land LLC — village‑node rezoning and related applications (major items summarized)
- Application 2432Z (rezoning to Village Node): Approved (vote 3‑2) with a detailed list of conditions including road improvements (GDOT agreements, SR‑155 left turn lane), right‑of‑way donations, sidewalks, architectural and streetscape exhibits, 200‑ft buffers where required per Henry County Water Authority guidance, and caps on unit types and counts.
- Application 2431S (special exception — age‑targeted senior living up to 250 units): Approved 4‑1 with conditions (final site plans, no direct SR‑155 access for that parcel, unit cap and fire marshal conditions).
- Application 2413BB (variance — reduced minimum heated house size to 1,200 sq ft for 55+ product): Approved 3‑2, limited to the age‑targeted portion and subject to phase‑by‑phase tally and percentage limits.
- Application 2413DD (variance — reduced lot width to 40 ft for age‑targeted lots shown on plan): Approved 3‑2, limited to the specific lots on the concept plan.

Moratorium on new village‑node applications in northeast quadrant (District 5)
- Action: Motion to impose an approximately 90‑day moratorium on new village‑node rezoning applications in the county’s northeast quadrant/District 5 to allow review of comprehensive plan and zoning standards.
- Vote: 5‑0 approved.

How to read the record: The meeting materials and staff reports contain parcel IDs, a March 19, 2025 concept plan date for Minerva, proposed numeric limits (e.g., 20 panels/500 sq ft was discussed for solar ground mounts in the draft), and detailed conditions for developer responsibilities and approvals. The commission attached conditions to rezoning approvals and required pre‑construction deliverables (GDOT agreements, trustee documentation for sewer) for the Minerva project. The solar text amendment was tabled pending revision and stakeholder consultation.","A concise list of formal actions taken at the March 19 special zoning public hearing: final plats, a religious campground special exception, a homeowner beekeeping rezoning and a large Minerva rezoning package, plus motions to table the solar text amendment and a 90‑day village‑node moratorium.",{"_33":86,"_35":36,"_37":38,"_39":87,"_41":88,"_43":89,"_45":90,"_47":91,"_49":92,"_51":93,"_53":94,"_55":56,"_57":58,"_59":95,"_61":62,"_63":64,"_65":96,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6121203,"Public hearing on proposed solar ordinance shows strong support for rooftop rules; panel‑size limits and ground‑mount rules tabled for further work",6304,302000,6606000,"/Search/View?dp=1&key=2703369-0067848f693afe87177bd1d048733d39&start=302&end=6606","https://assets.pipeline.soar.com/2703369-0067848f693afe87177bd1d048733d39/thumbnail_302000.jpg","/articles/6121203/Spalding-County/Georgia/Public-hearing-on-proposed-solar-ordinance-shows-strong-support-for-rooftop-rules-panelsize-limits-and-groundmount-rules-tabled-for-further-work","https://secure.pipeline.soar.com/6121203-343f77c5d197a4dcea183f5d7cebdc04/orig.mp4?Expires=1770973573&Signature=FezmvPoRxVMwp3c~E3tbSoDimlq25IJb5xF57fFMRIxXIKTMT3QDc0xEMSrFZ8xss62d6hXnBo0OtzQt2RWrsJfesCxeUs2BnRnp7Vgx0aNKk9wbF5082BFwInoR8sCr1Mu9b0pK-l7QdXVNBj3tg53irfMUlOuwXpG3FE~W5npOEslRw4Q1e1KJFBPDYhMhLwNAePsBf69f8~lW3YQyd5akKxZ66FGCsAH9m~HI90MHfXB~mfqGexYxy99ctrBoQsg~0YNJLtduW2i5fSdPcFMC5Fm4VJawa5JyG~Z7VUBCSOCsh3YN3EGpL-iNwbDZlBWeY2OvJwgMJU6UlkJyrw__&Key-Pair-Id=KUT5TJCACFTXG","Spalding County held a public hearing March 19 on proposed amendments to Appendix 4 of the county zoning ordinance to add definitions and permitted uses for solar energy systems. After public testimony and staff discussion, commissioners voted to table the definitions and ground‑mount size limits for additional drafting and a second reading.

Why it matters: The proposed text changes would insert formal definitions of rooftop and ground‑mounted solar and add solar systems to the permitted‑use tables for many residential and nonresidential zones. The ordinance would shape how residents and small landowners can install solar arrays in the county and whether limits are expressed by square footage, panel count, or electric generation capacity.

Two citizens spoke during the public hearing: Bill Potter (5229 West Ellis Road, Griffin), a solar installer and long‑time practitioner, and Kathleen Burns (speaking for Greg Burns, West Macintosh Road). Potter described modern panel sizes and urged caution with a strict square‑foot cap: he said a typical 500‑watt panel measures about 6 feet, 8 inches by 4 feet (about 25.5 square feet each) and explained that households’ generation needs vary by peak load. “If they needed 5 kilowatts, I had to put on 5 kilowatts. If they needed 20 kilowatts, I put on 20 kilowatts,” Potter said during his remarks, arguing that a rigid square‑foot cap could limit homeowners’ ability to meet their own needs.

Burns told commissioners the updated draft had made rooftop solar straightforward by removing street‑facing and acreage limits for roofs and said she supported allowing homeowners to pursue energy independence under the draft ordinance.

Staff and commissioners discussed several approaches. County staff noted that a kilowatt‑based limit in codes can conflict with state utility tariffs and that Georgia Power and EMC tariffs often limit private generation for on‑site use to a percentage of peak load (staff cited the Georgia power practice of limiting to 125% of peak load as an example). The working draft did include a spreadsheet‑style cap (a maximum of 20 panels or 500 square feet) for ground‑mount residential systems; commissioners and commenters raised that a rigid panel or square‑foot cap may not fit modern panel sizes or larger lots.

Action taken: Commissioners voted to table the ordinance text amendment and its related use provisions so staff can rework the ground‑mount language and definitions and return with a second reading. The motion to table passed 5‑0. Commissioners asked staff to consult with local installers who testified (including Potter and Burns) and to draft alternatives that focus on personal‑use limits (generation relative to household load) and clearer locational rules (rear‑yard vs side‑yard vs front‑yard placement), rather than a fixed panel count or square footage as a single rule.

What remains unresolved: The draft as presented would permit rooftop solar without kilowatt, street‑facing or acreage limits, but the board asked staff to revise ground‑mounted rules for lots of 1 acre or less and to return with a clearer, enforceable approach. Commissioners said the variance process can provide site‑specific flexibility for arrays that exceed a default limit.

Next steps: Staff will work with local solar practitioners and the county attorney to prepare revised language for second reading, including options that tie allowable generation to household peak load or that create a clearer special‑exception path for larger ground‑mounted systems on larger lots. The item will return to the board for a second reading and vote.","The Spalding County Board held a public hearing on proposed zoning text amendments to add solar‑energy system definitions and permitted uses. Small‑scale rooftop provisions won support from commenters; the board voted 5‑0 to table a final decision on panel counts and ground‑mount rules pending further revisions.","actionData","errors"]

Article not found

Commission approves Minerva village‑node rezoning, commissioners vote 90‑day moratorium on future village‑node applications in northeast quadrant

Votes at a glance: March 19 Spalding County special zoning meeting — plats, rezoning, special exceptions and moratoria

Public hearing on proposed solar ordinance shows strong support for rooftop rules; panel‑size limits and ground‑mount rules tabled for further work